You just need to adapt to this new marketAlso, looking at real estate investing in a vacuum doesn't mean anything really, you have to compare it to available alternatives at any point in time.

Anyways, I am looking at a 12 unit listing that has been on the market for close to months, and using list price to calculate cashflow on the property (using the BP calculator), it doesn't look good, though my assumption on vacancy rate and management may be high at 10% whereas the agent said vacancy is 3% in the area compared to the City average of 8%.

Looks like you have a nice match.Put all your focus into multi-unit properties no less than a 4-plex because the profits are almost exponential compared to single-family properties and you can find many 4-plexes for the price of a single-family home.

Compared to other investment options, the longer you have real estate, the more you will profit.

@Rob Shah,use Rentometer.com or BP Insight to have an idea of what the property will rent for.If you don’t have access to either then use 90% of whatever Zillow Rent Estimate is for example, if Zillow says it will rent for $2000, then 0.9x$2000 = $1800 will be the most likely rent.That been said, the best comparable is the one you get from an Agent because they have MLS access with a lot of data that will provide you the best result.Goodluck

We don’t know any PMCs to recommend in the area mentioned, but since selecting the wrong PMC is usually more harmful than selecting a bad tenant, you might want to read our series about “How to Screen a PMC Better than a Tenant”:https://www.biggerpockets.com/member-blogs/3094/91877-how-to-screen-a-pmc-better-than-a-tenant-part-1-services-and-processesWe recommend you get management contracts from several PMCs and compare the services they cover and, more importantly, what they each DO NOT cover.

Hello,When doing market analysis for income growth, population growth, rent growth, etc. do you compare the numbers from last year to this year or for the last 10 years?

And want to finance ~955,000.The problem is, there are not any comparable sales that come close to these property's valuation when a bank looks at this for lending.

Basically no comparable sales in the area, so listing agent was worried it wouldn't appraise at the purchase price.

- management fees: are they reasonable compared to others of similar size and investment type?